1 Lagonier House, 96 Ironmonger Row, London, EC1V 3TJ

UPRN:5300052263Purpose Built Flat3 bedsBuilt 1967-1975

LeaseholdCouncil Tax: Band DEPC: C (72)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 4mo agoAmenities· 1mo agoArea· Census 2021Council Tax· 6mo ago

1 Lagonier House, 96 Ironmonger Row, London, EC1V 3TJ

HP Score

/ 100

Mixed

Verdict

today

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

19 of 21 sources

Sale Estimate

£565,000

£537k - £593kHigh

Estimate

£565k

Range

£537k – £593k

Rent Estimate (pcm)

£2,500

£2k - £3k

Monthly

£2,500

Yield

4.00%

Verdict

Derived from HomePortfolio scores

1 Lagonier House earns an INVESTIGATE rating with HP Score 63/100. Investment score 71/100 reflects strong fundamentals. Crime intensity is elevated. Walkability is excellent (96/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsOfcom Connected NationsOfcom mobile coverageMarket estimates (third-party AVM)Defra strategic noise mapping, England Round 4 (Contains Defra data © Crown copyright and database right 2023-2024, Open Government Licence v3.0)Walk ScoreONS Census 2021Police.ukHM Land Registry company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

63/ 100

Mixed

Investment Score

71/ 100

High

Crime Score

96/ 100

Elevated

Walkability

96/ 100

Excellent

Transit & Bike

Transit 98Bike 77

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 3 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge-1.6/15
claims [AVM -32.7% (HIGH)] → measured edge -0.33pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (HIGH confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 5300052263· as of 9 Oct 2026
Rental economics0/40
gross yield 4.0%; range width penalty ×0.84
- valuation_snapshotsrent estimate 2500/mo (range 2250-2700)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,670/mo, -67% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing
- listing_factsservice charge / ground rent from the advert· as of 3 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 118 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge
- portal_listingsprice_changes + first_published_date· as of 3 Nov 2026
Risk & liquidity14.7/15
109 sales/12mo in area; valuation range width 10%
- property_intelligencetransactions_12mo

4 of 4 components scored. Ranks on gross yield, the stress margin, risk and disclosed facts. A pricing claim earns only its measured edge: today 0 for the market estimate and at most +0.5pp for sold evidence. The score itself is not yet checked against the outcomes of homes it scored.

Economics

What happens to your money

Price sensitivity

£562,500£862,500

The same scorer re-run at hypothetical asking prices, holding rent, comps and listing history constant. Not a prediction of what the seller would accept.

Your assumptions

Purchase price£750,000

At the asking price

Monthly rent£2,500/mo

Evidenced range £2,250-£2,700

Interest rate5.4%

Loan to value75%

Cash required: £253,800
Net cash flow: -£800/mo
Cash on cash: -3.8%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.99 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Evidence

Where every number comes from

valuation_snapshotsestimate for 5300052263Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 2500/mo (range 2250-2700)Rental economics · as of 9 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 3 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Rental economics needs verification before you rely on it
rent estimate 2500/mo (range 2250-2700)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 118 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The rent estimate rests on area-level evidence, not lettings on this street.
2. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Every step above was generated from a specific gap or flag in the evidence - no generic advice, no invented tasks.

Valuation & Market

Sale Estimate£565,000

Rent Estimate (pcm)£2,500

Gross Yield4.00%

1y Growth-

3y Growth-8.2%

5y Growth-5.1%

10y Growth-1.1%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0EC1V 3TJ

Approval Rate

-12mo

Development

low

P2026/2865/COL
Certificate of Lawfulness (Proposed) for remedial works to replace the existing render with a non-combustible system to match the existing colour and appearance to improve the fire safety credentials of the site
Pending
P2026/2846/LBC
Installation of secondary glazing
Pending
P2026/2844/AOD
Approval of details pursuant to condition 8 (Sound Insulation) of planning permission ref:P2026/1703/PRA dated 02/09/2026.
Pending

View Planning Timeline